If someone advertised: 100% commission sales job, no leads provided, heavy competition, possibility that you will be breaking the law, pay for your own marketing, no guaranteed buyer market, find your own product, compete against multi billion dollar companies, pay for your own training and education, long hours, extremely small likelihood of making even one sale; would anyone apply?

And be prepared to act fast multifamily doesn't come up much and when it does it sells extremely fast.

Seller was extremely motivated and property was distressed but in a good location.

We currently have a lease to live on post until the end of July so were not trying to rush this but I want to be ready to pull the trigger when the right opportunity comes.

The only time a month-to-month would be more advantageous is if you are an inexperienced Landlord or the eviction laws are extremely tenant-friendly in your area.

And to illustrate the other extreme, the zestimate for my primary is 145k.

@Chris Lopez - I'm definitely great at overthinking things, but at this point I'm just ready to pull the trigger.

We will add value as we always do make the home extremely beautiful again through rehab.

I know a few extremely wealthy people employing this same strategy here in Boulder and they are crushing it despite buying properties that don't even come close to meeting the 1% rule. 

In my experience, some wholesalers are extremely aggressive on ARV and rehab costs, so I would make sure you do your own due diligence.Secondly, you can get some great deals from wholesalers, but typically they will want cash buyers.